Nevada HOA Foreclosure Timeline Calculator

How this calculator works

This calculator projects the procedural timeline for a Nevada community-association nonjudicial foreclosure under NRS 116.31162 through 116.31166. Given the date of first delinquency, the date the pre-collection notice was sent, and (optionally) the dates the notice of default and notice of sale were recorded, it computes the earliest permissible date for each downstream step, the earliest possible foreclosure-sale date under the statutory minimum, a realistic sale date that adds operational slack between procedural steps, the total days from first delinquency, and the sixty-day owner-redemption deadline under NRS 116.31166. For the dollar allocation between the super-priority and sub-priority pieces of the underlying lien, use the companion Nevada HOA Super-Priority Lien Calculator.

The relevant NRS 116 statutes

The Nevada nonjudicial-foreclosure procedure is laid out in five sequential statutes.

NRS 116.31162 establishes the notice of delinquent assessment. The notice gives the unit owner a thirty-day cure window after delivery before further collection action can proceed. For owner-occupied units, subsection (2) requires a pre-collection notice before the notice of delinquent assessment can be recorded; the pre-collection notice must specify the amount owed, the procedural consequences of continued non-payment, and the owner's right to request an installment-payment plan under the association's collection policy.

NRS 116.31163 establishes the notice of default and election to sell. The notice is recorded with the county recorder after the thirty-day cure window has expired and starts a ninety-day waiting period before a notice of sale can be recorded. The notice must be mailed to the unit owner and to all junior lienholders identified by a current title search; the mailing-and-notice provisions are a frequent procedural defect in contested foreclosures.

NRS 116.31164 establishes the notice of sale. The notice is recorded with the county recorder no earlier than ninety days after the notice of default, published in a county-circulated newspaper for at least twenty days before the sale, and mailed to the owner and junior lienholders. The notice specifies the time, place, and unit description of the sale.

NRS 116.31165 governs the conduct of the sale. The trustee conducts a public auction; the highest bidder pays in cash or certified funds; the trustee issues a deed of foreclosure to the highest bidder. The sale proceeds are applied first to the costs of sale, then to the lien in order of priority (super-priority piece first, then sub-priority piece, then junior lienholders), with any surplus returned to the prior owner.

NRS 116.31166 governs the deed of foreclosure and the sixty-day owner-redemption period. Title transfers to the highest bidder by the deed of foreclosure but is contingent on the redemption window expiring without redemption; the prior owner may redeem the unit by paying the sale price plus statutory interest within sixty days. Nevada is one of the minority of states that retains a statutory owner-redemption period after nonjudicial foreclosure of an association lien.

Statutory minimum vs realistic timeline

The thirty-day, ninety-day, and twenty-day periods in NRS 116.31162-116.31164 are MINIMUMS, not targets. Under the statutory floor, the time from first delinquency to sale is approximately 140 days: 30 days for cure, 90 days for the notice-of-default wait, 20 days for publication. With aggressive collection practices that compress every step to its statutory floor, the 140-day timeline is achievable but operationally demanding.

The realistic timeline adds operational slack — typically ten business days between each procedural step — for certified-mail returns, county-recorder lag, trustee scheduling, and clean coverage between steps. The calculator computes the realistic sale date as roughly 170 to 200 days from first delinquency. Contested matters can extend the timeline by months or years if the owner files a temporary restraining order, a NRS 116.3116 wrongful-foreclosure claim, or a bankruptcy that triggers the automatic stay.

The 60-day owner-redemption period

NRS 116.31166 establishes a sixty-day owner-redemption window after the foreclosure sale. The deed of foreclosure delivered by the trustee to the highest bidder transfers legal title, but the prior owner retains the right to redeem the unit during the sixty-day window by paying the sale price plus statutory interest. The sale-purchaser practice is to wait out the sixty days before recording a deed of trust, marketing the unit for resale, or commencing any improvement work; premature action against an unrecorded redemption right is a frequent post-sale headache.

The redemption period is Nevada-specific within the association nonjudicial-foreclosure context. Other states with statutory owner redemption after association foreclosure (or without it) follow different procedural rules; cross-jurisdictional practices should be confirmed against the state-specific statute.

Worked example 1: clean timeline, no procedural slips

A condominium unit owner misses the January 1, 2026 assessment. The association sends the pre-collection notice on February 1, 2026 (allowing thirty days for the owner to respond informally). The association elects to proceed with nonjudicial foreclosure.

• First delinquency: 2026-01-01.
• Pre-collection notice: 2026-02-01.
• Earliest notice of default (NRS 116.31163): 2026-02-01 plus 30 days equals 2026-03-03.
• Earliest notice of sale (NRS 116.31164): 2026-03-03 plus 90 days equals 2026-06-01.
• Earliest sale (after 20-day publication): 2026-06-01 plus 20 days equals 2026-06-21.
• Days from first delinquency to earliest sale: 171 days.
• Realistic sale date with operational slack: roughly 30 days later, around 2026-07-21.
• Owner-redemption deadline (NRS 116.31166): earliest sale plus 60 days equals 2026-08-20.

The first mortgagee defending against extinguishment of the deed of trust under SFR Investments has until 2026-06-21 to tender the super-priority piece under the statutory minimum; the realistic deadline runs to 2026-07-21.

Worked example 2: foreclosure already in progress

The association recorded the notice of default on 2026-03-15 (after sending pre-collection notice and waiting out the cure window). The notice of sale has not yet been recorded; the board is asking when the sale can happen.

• Earliest notice of sale: 2026-03-15 plus 90 days equals 2026-06-13.
• Earliest sale: 2026-06-13 plus 20 days equals 2026-07-03.
• Owner-redemption deadline: 2026-07-03 plus 60 days equals 2026-09-01.

The board can schedule the sale for any date on or after 2026-07-03. The trustee typically schedules sales on standardized weekly or biweekly dates; the actual sale date may slip a week or two past the earliest permissible date depending on the trustee calendar.

Worked example 3: notice of default recorded too early

The association records the notice of default on 2026-02-15 — only fourteen days after the 2026-02-01 pre-collection notice was sent. The thirty-day cure window has not expired.

The calculator treats the statutory minimum as the floor and projects from 2026-03-03 (pre-collection plus 30 days) rather than the prematurely recorded 2026-02-15 date. The downstream notice-of-sale and sale dates are computed from the corrected effective notice of default date.

The board and collection counsel should treat the premature recording as a procedural defect to cure before proceeding — the conservative practice is to re-record the notice of default on or after 2026-03-03 to eliminate the defect, rather than risk the sale being voided on owner challenge.

Worked example 4: contested matter extends the timeline

The association records the notice of default on 2026-03-15 and the notice of sale on 2026-06-15 (a day past the 90-day minimum). The sale is scheduled for 2026-07-08. On 2026-07-01, the owner files a temporary restraining order alleging procedural defects in the pre-collection notice and certified-mail delivery.

The calculator's outputs are still useful — they specify the procedural floor against which the TRO will be evaluated. But the actual sale will not occur on 2026-07-08; it will be postponed until the TRO is resolved (typically thirty to ninety days for a preliminary hearing; longer for full merits review). The realistic-with-slack date in the calculator is a planning tool; the contested-matter date is whatever the court schedules.

Key thresholds

Three numbers anchor the procedure.

Thirty days — cure window. Under NRS 116.31162, the owner has thirty days after delivery of the notice of delinquent assessment to cure the delinquency before further collection action can proceed. The cure is the full amount of the assessment plus any late fees imposed under the association's collection policy.

Ninety days — notice of default wait. Under NRS 116.31163, the notice of sale cannot be recorded sooner than ninety days after the notice of default and election to sell. The ninety days run from the recording date of the notice of default, not from any earlier date.

Twenty days — notice of sale publication. Under NRS 116.31164, the notice of sale must be published in a county-circulated newspaper for at least twenty days before the sale. The publication must continue through the sale date; the sale cannot occur before the twentieth day of publication.

Sixty days — owner redemption. Under NRS 116.31166, the owner has sixty days after the foreclosure sale to redeem the unit by paying the sale price plus statutory interest. Title transfers by deed of foreclosure but is contingent on the redemption window expiring without redemption.

What this calculator does NOT model

This is a procedural-timing screening tool. It does NOT compute the dollar allocation between the super-priority and sub-priority pieces (use the Nevada HOA Super-Priority Lien Calculator), does NOT evaluate the sufficiency of the pre-collection notice or any other procedural-content requirement, does NOT model the bidding mechanics or surplus distribution at the sale itself, does NOT account for bankruptcy-stay tolling, and does NOT account for delays caused by judicial intervention (TRO, preliminary injunction, wrongful-foreclosure claim).

The notice mailing requirements under NRS 116.31168 (mailing to junior lienholders identified by current title search) are not modeled; the conservative practice is to commission a current title search before recording each step and to use certified mail with return receipt requested for every notice.

Sources

• NRS 116.31162 — notice of delinquent assessment; 30-day cure window; pre-collection notice for owner-occupied units.
• NRS 116.31163 — notice of default and election to sell; 90-day waiting period before notice of sale.
• NRS 116.31164 — notice of sale; 20-day publication; time-and-place of sale.
• NRS 116.31165 — conduct of sale; bidding; payment.
• NRS 116.31166 — deed of foreclosure; 60-day owner-redemption period (Nevada-specific).
• NRS 116.31168 — mailing of notices to junior lienholders and other interested parties.
• SFR Investments Pool 1 LLC v. U.S. Bank, N.A., 130 Nev. 742 (2014) — foreclosure of the super-priority piece extinguishes the first deed of trust.
• Nevada Real Estate Division — Office of the Ombudsman for Common-Interest Communities and Condominium Hotels.

Last reviewed: 2026-05-16 against the operative NRS 116.31162-116.31166 text and Nevada Supreme Court precedent through Q1 2026.